Nova

Nova is the middle sister of Qualex-Landmark's west-Beltline trio — 27 storeys and 188 suites at 12 Avenue and 11 Street SW, completed in 2008 between Stella (2006) and Luna (2012). The Rafii Architects design stretches the family's curved-glass language taller and thinner than Stella's, and its 12 Avenue frontage puts the cycle track and the avenue grid directly at the door.

Within the family, Nova is the balance point: newer than Stella, more attainable than Luna, and tall enough that upper-floor homes clear the neighbouring rooflines for the mountain-and-skyline double view that defines the west Beltline's best exposures.

Qualex-Landmark followed Stella's 2006 debut with Nova in 2008, the Rafii-designed second act that industry coverage would later group into the 'three sisters' with Luna. At 27 storeys it stepped the family's scale decisively upward, its curved balconies and glazed shaft becoming a west-skyline signature. Like its siblings, Nova stands as an independent condominium corporation.

The 188 suites concentrate in one-bedroom and two-bedroom plans with the family's curved living-room glazing; corner two-bedrooms and a small penthouse tier carry the premium end. North faces read the downtown towers, west faces the Rockies. Registered-plan measurements govern — 2008-era marketing plans measured generously.

Public sources report a fitness facility and shared owners' spaces — a lean program consistent with the family's design-first, amenity-light philosophy. Verify the current inventory and any use rules in the bylaws and recent board minutes.

Underground parkade with titled and assigned arrangements varying by original purchase; storage lockers similarly. Confirm both on title. The 12 Avenue cycle track passes the front door — one of the most direct bike commutes in the district.

Kerby station and the free-fare downtown zone sit roughly 560 straight-line metres north — an eight-to-ten-minute walk — with Sunalta station similar to the south-west. Daily services cluster within two blocks (Co-op, 17th Avenue's western shops), which is what makes this pocket work car-light despite the middling station distance.

Nova's corner belongs to the west Beltline's residential quarter: quieter numbered streets, tower clusters and walk-ups, with the avenue's restaurant strip near enough for daily use and far enough to sleep through. The downtown-west office-conversion wave keeps adding neighbours and street life. The three sisters bracket two blocks — walk all three corners before choosing a family member.

A 2008 reinforced-concrete tower well into its second reserve-fund cycle. Read the current study's envelope, roof and elevator lines, the record of executed work, and the insurance deductibles. The corporation's structural drawings, engineering records and reserve-fund study define the slab system and its maintenance history.

Nova's diligence list: the current reserve-fund study and its funding trajectory; capital work completed at the fifteen-plus-year mark; insurance terms; pet, rental and short-term-stay bylaws; and titled parking and storage confirmed by search. Then price the same plan across Stella and Luna — the family discount/premium structure tells you what the market thinks of each corporation that season.